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Hunters Point Homeowners Association
Design Standards INTRODUCTION Early in the planning process for this community, the developers of Peregrine recognized the unique natural character of this foothills site, and commissioned a development plan that conserves many of its distinctive features, especially the rocky outcrops and the steep wooded hillsides. In order to ensure that the design and construction phase, and that a quality environment is created, these Design Standards have been adopted. They are a tool to be used by the designated Architectural Committee (in conjunction with the Covenants, Conditions and Restrictions in effect throughout the project) to guide development in a sensible managed process, while still allowing for individual freedom of expression. As such, these Standards are just that – standards, clear and concise enough to give a strong direction, yet flexible enough to be adapted to different sites and different development programs. It will be the express purpose of the Architectural Committee to consistently and reasonably interpret these Standards. ARCHITECTURAL COMMITTEE The process for establishing the Architectural Committee and defining the specific duties and powers conferred on it is defined in the "Declaration of Covenants, Conditions and Restrictions." This process is hereby incorporated as part of these Standards and shall be referred to when necessary. DESIGN REVIEW PROCESS All construction that is to be undertaken in this community, whether new residential construction, subsequent exterior renovations, or site construction such as walks, driveways, drainage improvements, landscaping, etc. is subject to review under the Design Standards. After Final Plan approval through this process, a building permit may then be requested from the City of Colorado Springs. All owners (hereinafter referred to as "owners," but including all owners, builders, consultants, and any other designated representatives) shall comply with the following process, in order to gain approval from the Architectural Committee for any construction. PLAN REVIEW Plans shall contain enough information for the Committee to accurately assess impacts on the site and adjacent sites, and should give an exact indication of building location(s), mass and materials, access, grading, limits of disturbance and erosion control methods. The level of detail shall be such that after submittal and approval, construction could begin. REQUIREMENTS 1. Detailed Site Analysis at a scale of 1” = 20’, including at least the following: a. Survey and legal description of property boundaries and any easements, provided by a licensed surveyor. . b. Existing topography, with a minimum 2' interval and extending 50' beyond all property lines, with indications of significant drainageways. c. Precise locations of all shrub masses, trees with 2" or greater caliper, and rock outcrops. d. Existing locations of all utilities required to service the property. e. Location of all adjacent roads. f. Location of any adjacent buildings within 50' of property lines. g. Indication of north arrow and scale. h. Name, address and phone of legal owner(s), surveyor and architect. 2. Construction Program, at a scale of 1” = 20’, including at least the following: a Precise building location(s) b. Precise driveway and parking location(s) c. Location of any other outbuildings, solar apparatus, decks, terraces, fences, paths, pools, tennis courts, lighting or other structural construction d. Proposed grading and drainage, including any necessary structures, culverts, detention areas, etc. e. Proposed erosion control plan, delineating all disturbed areas and indicating control techniques to be used f. Routing of any required utilities including locations of any above-grade enclosures (switching boxes, transformers, etc.) g. Location of any exterior enclosures required for solid waste removal. 3. Building plans, including at least the following: a. Floor plans, at 1/4" = 1'0" b. Roof plans, at 1/4" = 1'0" c. Elevations of all sides of proposed construction, at 1/4" = 1'0" d. Pertinent sections e. A representative perspective sketch (optional) f. Model (optional) g. Color board depicting all significant exterior materials, colors and textures. 4. Plans for any other significant structures, such as outbuildings, recreational facilities, retaining walls, bridges, etc. 5. A standard mailbox design and detail will be provided by the Developer. However, custom designed mailboxes are encouraged and will require specific approval. 6. For all speculative projects, whether single or multifamily, where the prospective owner is obligated to complete the landscaping at a later date, the builder shall provide a detailed erosion control plan, delineating all disturbed areas and indicating control techniques to be used (including time of installation). For all homes where the landscaping is to be completed with the construction, and for all speculative homes after sale, the respective owner shall provide a detailed planting plan, indicating all materials to be used, with quantities, sizes, conditions, and any other special remarks, including existing plants to be removed or transplanted. In addition, an irrigation plan, completed by qualified personnel, shall be proposed. (Refer to the appendix "Design Standards for Landscaping") 7. Submit complete set of specifications. 8. Provide proposed schedule of construction. PROCEDURES Upon receipt of the above mentioned documents, the Committee shall respond to the owner within 30 calendar days, giving any recommendations for changes or adjustments deemed necessary, along with formal written approval to proceed. Once the committee has approved the Final Plan and Construction Documents, demonstrating compliance with these Design Standards, a letter of compliance will be issued for inclusion with plans for permit application. No construction may begin until the permit is issued. It should be noted that approval by the Committee is valid for only one year. Should a building permit not be applied for, the entire process may have to be repeated, at the discretion of the Committee. CONSTRUCTION PERIOD REVIEWS In order to monitor compliance of construction with the approved plans, a representative of the Committee may make periodic visits during construction. These visits are in addition to standard inspections required by other jurisdictions throughout the construction process. DESIGN STANDARD INTENT This will be a community where diverse interests intermingle, creating a need for a forum in which various site developments can be evaluated for their impact on others. Therefore, these Design Standards, pertaining to all site and building development, have been adopted to provide a basis for consistency of development, while respecting the natural setting and allowing creative expression within individual environments. The primary areas of concern addressed by these Standards are Site Development and Architectural Appearance, especially as these relate to harmonious relationships with the existing terrain and among neighboring developments. In general, the goals are to minimize harsh contrasts in the landscape, to conserve pleasing and significant natural systems, and to encourage unassuming architecture appropriate to this unique environment. Any type of construction proposed for this property is subject to review under these Standards, including at least the following: 1. Any grading and/or disturbance of vegetation 2. Drainage alterations 3. Road construction 4. Walk construction 5. Utility construction 6. New construction of single family housing 7. New construction of site features such as tennis courts, pools, greenhouses, gazebos, bridges, retaining walls, landscaping, fences, etc. 8. Additions to, or renovations of, existing features (such as room additions, construction of solar features, etc.) which alter the exterior appearance. The Architectural Committee reserves the right to revise these Standards as changing conditions and priorities dictate, in order to maintain maximum aesthetic benefits to the community while enhancing property values. COMPLIANCE These Design Standards are supplemental to regulations normally in effect for this property, including at least the City of Colorado Springs Zoning and Subdivision Regulations, and applicable federal and state regulations, as well as pertinent building codes. All construction shall comply with these Design Standards and all other applicable regulations. PROFESSIONAL ASSISTANCE It is strongly recommended that all persons proposing any construction subject to review under these Design Standards seek the assistance of a qualified design professional, with skills appropriate to the task at hand, such as an architect, landscape architect, civil engineer, surveyor, etc. SITE DEVELOPMENT STANDARDS SITE PLANNING Each building site in this community has its own specific qualities and characteristics. The Architectural Committee will be looking very critically at site plans to determine whether existing features are respected and sensitively utilized. A preference will be expressed for plans which minimize disturbance of existing vegetation, rock formations and drainage patterns, while taking advantage of short and long views and maximizing solar exposure. Respect for adjacent development is also essential; coordination of elements such as building massing, material compatibility, will help make for better neighbors. (Refer to Development Guide maps to determine whether specific building envelopes are designated.) SETBACKS All requirements of the Development Guide maps pertaining to the district appropriate to the property shall be in effect. The current Development Guide maps are located in the back of these Design guidelines. GRADING All requirements should be designed to minimize the extent of grading required. Techniques for doing this include "stepping" buildings down slopes, providing access across slopes instead of down them, and using low retaining walls where necessary. Where grading is necessary, cut and fill slopes should be kept to a maximum of 3:1, with steeper slopes permitted (if permitted by soils engineer) when excessive disturbance of ground would otherwise result. All graded slopes should be "rolled" back into existing slopes, so that, after revegetation, no sharp contrast exists between existing and disturbed slopes. All areas which are to be preserved (trees, shrubs, rock outcrops, etc.) shall be marked and protected throughout the construction period.
DRAINAGE In addition to minimizing the extent of disturbed land, disruption to existing drainage courses should also be minimal. Where disruption or realignment must occur, reconstruction should occur in a naturalized manner allowing water to flow in a nondestructive historic course. If culverts or structural channels are required, these should be detailed such that contrast with the existing environment is minimized. On most properties, the location and the volume of water that has historically entered and departed the site must be accepted. Within the site, adjustments can be made as described above. However, some properties (outlined in the Development Guide) contain parcels of land that have been improved by the developer and that must function as detention basins for the overall property, and which must be incorporated into the drainage design for the specific site. Refer to the Final Drainage Study for such parcels. EROSION CONTROL During all site disruptions, approved techniques for controlling erosion within the site onto other sites shall be used. Methods include sedimentation basins, filtration materials such as hay bales or permeable geotextiles, and slope stabilization fabrics or tackifiers. Proper revegetation shall begin as quickly as possible after soil disturbance. Grading shall be maintained at all times so as to conduct irrigation and surface waters away from footings from excess moisture. PLANTING AND IRRIGATION All planting that occurs on this property shall conserve and complement the existing plant materials. Areas immediately adjacent to buildings may incorporate some exotic plants but should quickly transition to more naturalized materials, which shall consist of grasses, ground covers, shrubs, and trees that are either similar to those on-site or are analogous in appearance and have low water requirements. (See "Suggested Plant Materials.") Irrigation systems, when needed, should efficiently distribute water on those plants which require it. Temporary and drip or other low-water consumption systems will be encouraged where appropriate. GARDENS Gardens, while encouraged, should be located so that both the garden and its accessory operating areas are at least partially screened from primary views. DRIVEWAY AND PARKING Access from the street should be as easy as possible without overly emphasizing the parking lot or garage. Parking areas should be located out of major sightlines and partially screened with grading and planting, while garage doors should be oriented away from the primary entrance view. Driveways should intersect the road at approximately 90 degrees for maximum visibility and should not exceed 8% in slope, except where use of short pitches up to 12% may lessen site impacts. Shared use of driveways can be an effective means of lessening site impacts. Where such sharing does occur, a written agreement defining rights and responsibilities of ownership and maintenance will be required. ACCESSORY STRUCTURES Should any accessory buildings or facilities be developed on the property (such as gazebos, greenhouses, tennis courts, pools, etc.), they should adhere to the standards outlined for buildings and site planning. It is important that the massing and scale, as well as forms, materials and other detailing should be well coordinated with the main structure(s) on the site. Generally, no temporary sheds will be allowed. RETAINING WALLS Should any retaining walls be developed on the site, they should be as low as possible, and, if higher than 8', should be terraced to minimize impact. Materials used should complement the natural surroundings and the architecture, with use of stone, masonry, and textured and/or colored concrete encouraged. Wooden materials, due to their more temporary nature, are not as suitable for extensive use.
FENCES AND SCREENING The use of fences and screening will be discouraged except when used to define private "outdoor living areas" or to aid in confining pets to selected areas. When approved, such fences and screens shall be complementary in design to the main structure(s). FENCES AND SCREENING {CONT.) Screens along property lines, in the form of fencing or formal planting, will be discouraged. Fencing over 5' will be discouraged. LIGHTING All exterior illumination used for buildings, drives, walks, signs and general landscape purposes shall be of a "sharp cutoff" design, minimizing impacts on adjacent properties.
SIGNAGE All signage on this property is subject to review under the Colorado Springs Zoning Ordinance. In addition, the Committee shall review signs for appropriate use of materials and suitable location. TRASH RECEPTACLES All areas used for storage of solid waste shall be screened from off-site views, using materials and forms complementary to the main structure(s). Enclosed trash containers and maintenance thereof will be required at time of construction. UTILITIES Construction of utilities shall be carefully coordinated with existing site conditions so that minimal disturbance occurs. All ditchery to be compacted. All construction, including storage of excavated and backfill materials, shall respect all boundaries of areas to be preserved. ARCHITECTURAL STANDARDS DESIGN Consistency of building design will be emphasized more through development of forms which are compatible with the immediate environment (well-articulated and offering minimal contrast), through sensitive use of materials (colors and textures which generally blend with the surroundings), and through careful detailing, rather than through an emphasis on any particular "style". In reviewing the forms of a proposed building, careful scrutiny will be given to the massing, proportions, and overall scale of the building in relation to the site. Encouragement will be given to those buildings which achieve the delicate balance between distinctive form and subtlety of impact on the immediate environment.
BUILDING HEIGHTS Specific maximum building heights are identified on the current Development Guide maps. In addition to these regulations, it is strongly suggested that the owner consider the qualities of the site, especially the visual and climatic exposure created by the combination of existing slopes, vegetation and orientation. Lower buildings are generally more appropriate on more exposed sites, while taller buildings can be incorporated into those sites which are less visible and/or more protected. (Refer to Development Guide maps to determine whether specific height limitations are designed within identified building envelopes). For reference, it should be noted that the means of measuring building height is established in the City Zoning Regulations. ROOFS The form of the roof and the materials used on it create a significant part of the visual impact of a building, and will be carefully reviewed by the Committee. Gable, hip and shed roofs will generally be acceptable for residential construction, while gambrel, flat, mansard and A-frame roofs will not be encouraged. However, these roofs and any other unique forms developed will be reviewed on their merits on a case-by-case basis. Materials selected should be of a texture and color that harmonizes with the environment. Bright, shiny materials such as unfinished metal will be discouraged, subject to committee review. All extensions from the roof, such as chimneys, flues, solar collectors, skylights, etc. should be carefully located and finished to complement other elements of the design. WALLS AND OPENINGS The walls of a building are obviously an important part of its overall visual impact and should be carefully considered for effect on proportions, continuity and illumination. The connection from the walls to the foundation should be treated such that the foundation becomes a very minor element. GARAGES The forms and materials of any garages should be consistent with those used on the primary building(s). MATERIALS AND FINISHES As alluded to in previous sections, all materials and finishes selected for any construction should be harmonious with the surrounding environment. Generally, muted materials such as brick, stone, colored/textured concrete, tile and wood will be acceptable when designed in conjunction with other criteria outlined in this section. Other materials such as metals and plastics may be approved if used with restraint and are of a color which harmonizes with the primary materials. Finishes used should also be subdued in nature, though brighter accent colors will be acceptable for occasional highlights. No bright, unfinished surfaces shall be allowed. PATIOS, DECKS AND WALKS Outdoor living spaces are encouraged so that owners may enjoy the sometimes benevolent Colorado climate. Design of such spaces should be coordinated with building construction, extending similar materials where feasible and using paving that is compatible in color and texture to the particular building (brick, precast concrete pavers and treated wood are quite acceptable). Privacy screening for such spaces areas should extend just to where it is essential. Walks extending from the outdoor living space to the remainder of the lot and/or to other common walks are often desirable. These should be aligned to fit easily with the existing terrain and vegetation and should be built of stable, subdued materials appropriate to the expected use.
SUMMARY As expressed earlier, the intent of these standards is to provide a basis for harmonious treatment of visible development with this unique environment, so that all who live and work here can expect to continue enjoying their surroundings. At the same time, the desire of individuals to develop a living space that contains some personal expression must be considered. Accordingly, these Design Standards have been developed with a great deal of attention paid to goals and concepts and less attention to detail, except where such detail is considered essential. It will be the duty of the Architectural Committee to interpret these goals and concepts in a consistent manner, always attempting to keep the best interests of the community in mind. With the cooperation of all owners, this should be an attainable goal. LEGAL BASIS Authority for design review is grounded in the governing document for this community, the "Declaration of Covenants, Conditions and Restrictions." Under the terms of this document, the Board of Directors of the Hunters Point Homeowners Association, hereby adopts these Design Standards as the basis for all design review. Should these Standards be revised, such revisions shall then take precedence over previous Standards. The Declaration shall govern should any discrepancies occur between these Standards and the Declaration. DEFINITIONS
DESIGN STANDARDS HUNTERS POINT BUILDING RESTRICTIONS The following criteria apply to all construction in the Hunters Point Subdivision. SETBACKS Specific building envelope restrictions for each lot are defined on the development guide plan. Generally, minimum requirements are: Front: 30' Where lot terrain require the following setbacks may be requested subject to Committee approval. Front: The minimum building setback from the front property line or access easement is eighteen (18) feet with a front entry garage and ten (10) feet with a side entry garage. Side: 10' HOME SIZE Minimum home size shall be 1,800 net square feet' with credit given for finished square footage in the following amounts: Main level 100% Square footage will be calculated from the outside wall. Two car garages, though a minimum requirement, do not qualify as finished square footage. HEIGHT The maximum height shall be thirty (30) feet, as measured from the average elevation of the finished grade adjoining the building to- the average height between the plats and the ridge of a gable or hipped roof, provided that no part of such roofs shall extend more than five (5) feet above the permitted height. The average elevation of the finished grade adjoining the building shall be the average - of the exposed exterior elevations of all corners of building. The height of a stepped or terraced building is the maximum height of any segment of the building. Primary consideration will be given to the protection of views from adjoining lots. EXTERIOR MATERIALS All materials and finishes should be harmonious with the surrounding environment, with natural wood, brick, stone, or stucco generally being acceptable. Use of manufactured siding will require specific Architectural Committee approval. All metallic surfaces, such as roof vents, fireplace flues, gutters and aluminum window frames, shall be coated or painted. Exposed concrete foundations shall be concealed with siding or masonry. Roofing materials shall be wood shake, wood shingle, tile or slate. Composition shingles will not be permitted. DRIVEWAYS Paving Materials shall be either asphalt, concrete or masonry pavers. MAILBOXES A standard design and detail will be provided by the developer. (See below) Custom designed mailboxes shall be compatible to primary structures and will require specific approval. LANDSCAPING All planting shall conserve and complement the existing plant materials. Plans will require the approval of the Architectural Committee and shall be completed within nine months of final inspection of the home by the City. CONSTRUCTION PERIOD REGULATIONS In the interest of all owners and contractors, the following regulations shall be enforced during the construction period. All contractors and owners shall abide be these regulations. It is also required that the contractor be familiar with and abide by the applicable sections of the Declaration and the Standards. CONSTRUCTION LIMITS The contractor shall provide a detailed plan of construction limits prior to construction. The Plan shall be implemented with snowfencing, rope barricades or like material prior to construction. The plan shall include size and location for construction material storage areas, limits of excavation, access areas parking, chemical toilet location, temporary structures, dumpster, fire extinguisher, utility trenching and a construction sign. CONSTRUCTION TRAILERS, SHEDS OR TEMPORARY
STRUCTURES These construction shelters shal1 be approved by the Committee as to their size, configuration and location. All temporary structures shall be removed within 14 days after construction is complete. DAILY OPERATION Daily working operations hours for each
construction site shall be EXCAVATION Excess excavation material shall be removed from the property and shall not be placed in common areas, roads or other Lots (except as approved on a site specific basis by the Committee). Excavation, except for utility trenching, shall be on the Owner's site only. Contractors are expressly prohibited, during
backfill and final grading operations form spreading excess debris or
material over the remainder of the HOUSEKEEPING/DEBRIS AND TRASH REMOVAL Daily cleanup of the construction site is mandatory. All trash and debris shall be stored in a fenced trash disposal area and shall be removed from the trash disposal area on a weekly basis. All soil and debris flowing into the street(s) from the Construction site shall be cleaned on a weekly basis CHEMICAL TOILETS Chemical toilets shall be provided by the contractor and placed in an approved location. A1l chemical toilets shall be confined to the street side of the Lots. VEHICLES AND PARKING All vehicles will be parked so as not to inhibit traffic or damage surrounding natural landscape. Vehicles shall not be left on community roads overnight. PETS Contractors, subcontractors and employees are prohibited from bringing dogs and other pets to the construction site. BLASTING Any plans to blast shall be brought to the
attention of the City of RESTORATION AND REPAIR Damage to any property other than the owner’s shall be promptly repaired at the expense of the person or entity causing the damage. DUST, NOISE AND ODOR Every effort shall be made to control dust, noise
and odor emitted from a construction area. The contractor will be
responsible for watering, screening or oiling dust problem areas as well
as controlling noise and offensive odors from the SIGNAGE Construction signs shall meet all current requirements of the Colorado Springs Zoning Ordinance. At no time will signs be placed on or nailed to trees. FIRE EXTINGUISHERS The minimum number and type of fire extinguisher(s)
required by the City shall be located on each The following items are prohibited in this community:
DESIGN STANDARDS FOR LANDSCAPING This document is provided as an abbreviated summary of the “Design Standards" and is applicable to construction projects which deal solely with planting and irrigation. Should any questions arise, please refer to the Design Standards. DESIGN STANDARDS All planting that occurs on this property shall conserve and complement the existing plant materials. No existing trees scrub oak, surface boulders or rock formations shall be moved from any lot unless specifically required by construction activity or unless specifically approved by the Architectural Control Committee. Areas immediately adjacent to buildings may incorporate some exotic plants, but should quickly transition to more naturalized materials, which shall consist of grasses, groundcovers, shrubs and trees that are either similar to those on-site or are similar in appearance and have low water requirements. (See "suggested Plant Materials") Gardens, while encouraged, should be located so that both the garden its access6ry operating areas are at least partially screened from primary views. On a disrupted site, approved techniques for controlling erosion within the site and onto other sites shall be used. Methods include sedimentation basins, filtration materials such as hay bales or permeable geotextiles and slope stabilization fabrics or tackifiers. Proper revegetation shal1 begin as quickly as possible after soil disruption and should be well established within one year after disturbance. Irrigation systems, when needed, should efficiently distribute water to those points which require it. Temporary and drip or other low-water consumption systems will be encouraged where appropriate. DESIGN REVIEW PROCESS All proposed planting and irrigation work shall be subject to review under the following process: PLAN REVIEW After reviewing these Standards and selecting a qualified design professional, the owner should prepare detailed planting and irrigation plans. These plans shall then be presented to the full Architectural Committee. REQUIREMENTS
PROCEDURES
CONSTRUCTION PERIOD REVIEW In order to monitor compliance of construction with the approved plans a representative of the committee may make periodic visits during construction. SUGGESTED PLANT MATERIALS The following lists may be used as a guideline for selection of plant materials. A distinction has been made between plants appropriate to areas immediately adjacent to the living environment ("Domestic") and those appropriate to a more natural environment ("Naturalized"). Transition areas may incorporate plants from both lists, of course. In addition, the regard given lo factors such as sun, wind, water and soils will be considered. NATURALIZED TREES
GROUNDCOVERS Juniper, Common GRASSES Blue Grama SHRUBS Alder, Tinleaf DOMESTIC TREES
SHRUBS Barberry GROUNDCOVERS Euonymus, Wintercreeper GRASSES
==================================================================== THIS IS AN ELECTRONIC COPY OF THE HUNTERS POINT DESIGN STANDARDS. AN OFFICIAL COPY OF THIS DOCUMENT IS AVAILABLE FROM THE HUNTERS POINT SECRETARY.
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